Valencia at Pelican Bay is a 135-residence condominium neighborhood of two-, three- and five-story buildings on Valen Way in Naples, inside Pelican Bay, with a clubhouse, heated pool and spa. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Valencia is a low-rise and mid-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Formally Valencia at Pelican Bay, a Condominium, it is 135 residences in eight buildings at 6500 to 6555 Valen Way in ZIP 34108, built between 1988 and 1990 near the corner of Gulf Park Drive and Pelican Bay Boulevard, with a clubhouse, heated pool and spa in the middle of the grounds. McGreevy and Comisar wrote this page for owners who are weighing a sale and for buyers who want the building’s real record before they tour.
Valencia at Pelican Bay is not Valencia Golf and Country Club in Naples, and it is not Valencia Lakes, Valencia Trails, Valencia Bonita (a 55+ community in Bonita Springs), Valencia at Miromar Lakes or Terreno at Valencia. If a listing, a map pin or a search result sends you to one of those names, you are looking at a different place with a different association, different fees and a different set of rules.
This page goes deeper on Valencia than any other source we know of. It is built from the recorded 1988 Declaration of Condominium and the completion certificates recorded against each building, the 2018 Amended and Restated Declaration, Articles and Bylaws, the recorded amendments through 2026, every notice of commencement recorded against the buildings, Collier County’s milestone list and Milestone Map, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, FEMA’s flood map, the Pelican Bay Foundation’s 2026-2027 estoppel and rules, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS development report for Pelican Bay pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.
If you own at Valencia and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the building-by-building, rule-by-rule and fee-by-fee detail below will tell you whether Valencia fits before you tour.
McGreevy and Comisar are the best realtor for Valencia at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Valencia read built from the recorded declaration, the county’s milestone file and every recorded sale since 1988.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
If you’re searching for the best realtor for Valencia in Pelican Bay, Naples, whether you’re ready to sell your Valencia home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Valencia for specific reasons. The 135 residences sit in eight buildings of three different heights, so a two-story building, a three-story building and a five-story building share one association and one set of rules. Florida’s milestone inspection and structural integrity reserve study laws apply to the five buildings of three stories or more and not to the three two-story buildings. Every address sits in a FEMA Special Flood Hazard Area. And a sale needs the association’s prior written approval before the deed works. A listing agent who prices Valencia off a Pelican Bay average, or off a generic Naples condominium index, misses all of it. Buyers and sellers comparing the best real estate agents in Naples should ask each one to answer those four questions for a specific Valencia building; we answer them below.
Recent Valencia track record (last 12 months): In the last 12 months Valencia has seen 4 resales in the Southwest Florida MLS (closings from October 7, 2025 to October 7, 2026), at a median sold price of $760,000, the mean of the middle pair, $695,000 and $825,000. Four sales is a small sample, so the market section below leads with the 36-month window, the first window with ten or more closings: 15 closings and a median of $825,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Honors and recognition:
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Valencia? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Valencia at Pelican Bay means a condominium of roughly 1,233 to 1,747 square feet on the county roll, in one of eight buildings of two, three or five stories, with an assigned covered space, a clubhouse, heated pool and spa on the grounds, and the Pelican Bay Foundation’s beaches, trams and courts.
Valencia is one of 95 associations inside Pelican Bay, and it mixes two-story, three-story and five-story buildings on a little over nine acres. What follows is what daily life looks like, drawn from the recorded documents, the county’s records, the Foundation’s own pages and the association’s website.
Valencia at Pelican Bay, a Condominium, is 135 residences in eight lettered buildings, A through H, plus a ninth structure, the clubhouse. Collier County’s 2026 roll records every one of the 135 as a condominium with living area from 1,233 to 1,747 square feet and a median of 1,436. The Southwest Florida MLS reports areas from 1,313 to 1,836 square feet for the same building, because the county and the MLS measure differently; we never compare a county figure to an MLS figure. The condominium association, Valencia at Pelican Bay Condominium Association, Inc., is a Florida not-for-profit filed on February 24, 1988 and active today.
The association’s own website describes five garden-style buildings of two and three stories that back onto a central pond, a fountain and the pool, and three five-story buildings that back onto the Club Pelican Bay golf course. The county addresses are Building A at 6500 Valen Way, B at 6510, C at 6520, D at 6525, E at 6535, F at 6545, G at 6555 and H at 6515. Buildings A, B and C are the five-story buildings with 25 residences each. Buildings D and F are three stories with 18 residences each, and Buildings E, G and H are two stories with 8 residences each. That is 75 plus 36 plus 24, or 135.
Valencia sits on Valen Way, off Gulf Park Drive near its meeting with Pelican Bay Boulevard, in ZIP 34108. The Commons shopping area is a 1.4 minute drive and half a mile away, and Artis Naples is about 3.3 minutes and 1.3 miles. Those are free-flow estimates from the middle of the property, not rush-hour promises.
The 2018 declaration describes a recreation area with a cabana holding a lounge and meeting room, an equipped kitchen, a library and card room, an exercise room, restrooms and an office, plus a heated pool of about 46 by 22 feet, about 3,000 square feet of deck, a heated spa about 10 feet across, an outside shower and a 160 square foot equipment area. The association’s website adds two propane grill areas and monthly socials in season. The recorded pool capacity is 40 people.
Section 8.1 of the 2018 declaration assigns each residence one covered parking space or garage, and some residences also have a storage locker. Parking, boats, trucks and recreational vehicles are governed by the declaration, which we summarize in the rules section below.
Every Valencia owner is a member of the Pelican Bay Foundation, which the declaration makes mandatory. The Foundation’s page for realtors describes 6,500 residences in 95 associations and 88 acres of parks, almost three miles of beach reached through two access points, a Sandbar restaurant at South Beach and Marker 36 at North Beach, 18 Har-Tru tennis courts with more than 4,500 tennis members, a new shared-use complex with 20 pickleball courts and 8 Har-Tru courts built with Collier County, a fitness center in the Community Center and a tram system. Golf is a separate Club Pelican Bay membership. If you want the whole community in one read, start at our Pelican Bay guide or, for a buyer’s route through the community, our guide to buying a home in Pelican Bay.
A day at Valencia can start with the assigned covered space, continue with a swim in the heated pool or a workout in the cabana’s exercise room, and end at one of the propane grill areas the association’s website describes. Errands are short: The Commons is a minute and a half away by car, the Publix at the Marketplace at Pelican Bay about five minutes, and Mercato about five.
Valencia does not have a golf course of its own, a beach of its own, a restaurant on the property, boat or RV parking, or an age rule. Golf is the separate Club Pelican Bay membership, the beach and its restaurants belong to the Pelican Bay Foundation, the declaration bars boats, trucks and recreational vehicles, and the declaration places no age limit on occupants. The rest of this page explains each of those points with the document that controls it.
Valencia at Pelican Bay condominiums sold at a median of $825,000 across 15 closings in the last 36 months, the first window with ten or more sales. The last 12 months show 4 closings at a median of $760,000, a small sample, and the last 60 months show 34 closings at a median of $892,500.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Every figure below names its window and its number of sales (n). A median of an even number of sales is the mean of the middle pair. Any window under ten sales is labeled a small sample, because one closing can move it by tens of thousands of dollars. Prices are the Southwest Florida MLS reported closing price; the county’s recorded deed figure can differ on a single sale, and we never average the two.
| Window | Closings | Median sold | Low to high | Volume | Median per sq ft | Median days on market (n) | Median sold to final list (n) |
|---|---|---|---|---|---|---|---|
| 12 months (small sample) | 4 | $760,000 | $675,000 to $845,000 | $3,040,000 | $451 | 140 (4) | 95.7% (4) |
| 24 months (small sample) | 6 | $725,000 | $675,000 to $845,000 | $4,490,000 | $475 | 112 (6) | 96.3% (6) |
| 36 months | 15 | $825,000 | $675,000 to $972,900 | $12,369,900 | $513 | 43 (15) | 96.4% (15) |
| 60 months | 34 | $892,500 | $675,000 to $1,200,000 | $30,241,800 | $567 | 22 (33) | 97.0% (33) |
In the 36 months to October 7, 2026 (closings from October 7, 2023), Valencia recorded 15 closings (n=15) at a median of $825,000, a low of $675,000, a high of $972,900 and $12,369,900 of total volume. The median price per square foot was $513 on MLS living area, and the median home spent 43 days on the market (n=15) and sold at 96.4% of its final list price (n=15). Four of the 15 sold at $900,000 or more and six sold under $800,000, so the middle of the market is wide: size and condition, not the address, sort the prices. Six of the 15 took more than 90 days to sell, which tells a seller that a fast sale is possible but is not the rule.
In the 12 months to October 7, 2026 (n=4, small sample), Valencia closed at $695,000, $675,000, $845,000 and $825,000. The median is the mean of the middle pair, $695,000 and $825,000, or $760,000. Median days on market was 140 (n=4) and the four sold at 95.3%, 96.6%, 94.0% and 96.0% of final list, a median of 95.7%. Those four closings were all two-bedroom or three-bedroom residences between 1,535 and 1,836 square feet on the MLS. We use them as a current-price signal, never as a trend, and the 36-month window above carries the weight on this page.
This is every Southwest Florida MLS closing at Valencia since October 2021 (n=34), newest first. All are on Valen Way. Square footage is the MLS-reported living area. One entry, May 2022, was not marketed through the MLS, so it shows no list price, days on market or sold-to-list figure.
| Closed | Sold | Final list | Beds | MLS sq ft | Days on market | Sold to list |
|---|---|---|---|---|---|---|
| Aug 2026 | $695,000 | $729,000 | 2 | 1,836 | 22 | 95.3% |
| Apr 2026 | $675,000 | $699,000 | 2 | 1,535 | 315 | 96.6% |
| Apr 2026 | $845,000 | $899,000 | 3 | 1,825 | 112 | 94.0% |
| Mar 2026 | $825,000 | $859,000 | 2 | 1,607 | 168 | 96.0% |
| Feb 2025 | $725,000 | $739,000 | 3 | 1,490 | 4 | 98.1% |
| Jan 2025 | $725,000 | $749,900 | 3 | 1,450 | 112 | 96.7% |
| Jun 2024 | $950,000 | $1,095,000 | 3 | 1,825 | 43 | 86.8% |
| May 2024 | $875,000 | $895,000 | 2 | 1,535 | 11 | 97.8% |
| May 2024 | $750,000 | $750,000 | 3 | 1,542 | 65 | 100.0% |
| Apr 2024 | $870,000 | $875,000 | 2 | 1,677 | 375 | 99.4% |
| Apr 2024 | $950,000 | $985,000 | 3 | 1,825 | 34 | 96.4% |
| Apr 2024 | $972,900 | $1,075,000 | 2 | 1,669 | 33 | 90.5% |
| Mar 2024 | $910,000 | $949,000 | 2 | 1,535 | 106 | 95.9% |
| Mar 2024 | $815,000 | $849,000 | 3 | 1,542 | 18 | 96.0% |
| Jan 2024 | $787,000 | $799,000 | 2 | 1,535 | 10 | 98.5% |
| Apr 2023 | $1,150,000 | $1,165,000 | 3 | 1,825 | 18 | 98.7% |
| Apr 2023 | $950,000 | $979,000 | 3 | 1,450 | 22 | 97.0% |
| Apr 2023 | $969,000 | $969,000 | 3 | 1,450 | 0 | 100.0% |
| Apr 2023 | $925,000 | $999,000 | 2 | 1,738 | 145 | 92.6% |
| Feb 2023 | $950,000 | $989,000 | 2 | 1,670 | 34 | 96.1% |
| Jan 2023 | $1,035,000 | $1,040,000 | 2 | 1,832 | 62 | 99.5% |
| Jan 2023 | $945,000 | $985,000 | 2 | 1,676 | 33 | 95.9% |
| Sep 2022 | $1,200,000 | $1,125,000 | 3 | 1,825 | 4 | 106.7% |
| Sep 2022 | $875,000 | $925,000 | 3 | 1,450 | 128 | 94.6% |
| Jun 2022 | $920,000 | $949,000 | 3 | 1,554 | 6 | 96.9% |
| Jun 2022 | $765,000 | $749,000 | 2 | 1,535 | 3 | 102.1% |
| May 2022 | $1,025,000 | not marketed | 3 | 1,313 | n/a | n/a |
| May 2022 | $936,000 | $914,900 | 2 | 1,611 | 13 | 102.3% |
| May 2022 | $1,000,000 | $1,150,000 | 3 | 1,825 | 7 | 87.0% |
| Mar 2022 | $863,000 | $827,000 | 2 | 1,436 | 1 | 104.4% |
| Jan 2022 | $849,000 | $849,000 | 3 | 1,450 | 0 | 100.0% |
| Jan 2022 | $769,900 | $769,900 | 2 | 1,350 | 4 | 100.0% |
| Dec 2021 | $825,000 | $725,000 | 2 | 1,377 | 1 | 113.8% |
| Dec 2021 | $920,000 | $899,000 | 2 | 1,462 | 17 | 102.3% |
In the 60 months to October 7, 2026 (n=34), the median sold price was $892,500, the mean of the middle pair, $875,000 and $910,000. The range ran from $675,000 to $1,200,000 and total volume was $30,241,800. The median price per square foot was $567, median days on market was 22 (n=33) and the median sale reached 97.0% of final list (n=33). Seventeen of the 34 sold at $900,000 or more and eight sold under $800,000.
One of the 34 closings, in May 2022 at $1,025,000, was entered into the MLS after it closed and was not marketed through it. It counts in every closing count, median, range, volume and price-per-square-foot figure on this page, and it is left out of days on market and sold-to-list, which is why those two measures show n=33 for the 60-month window.
By calendar year, the Southwest Florida MLS shows the market peaking in 2022 and 2023 and settling lower since. The 2021 row is December only, and the 2025 and 2026 rows are small samples.
| Year | Closings | Median sold | Low to high | Note |
|---|---|---|---|---|
| 2021 (December only) | 2 | $872,500 | $825,000 to $920,000 | small sample |
| 2022 | 10 | $897,500 | $765,000 to $1,200,000 | median days on market 4 (n=9) |
| 2023 | 7 | $950,000 | $925,000 to $1,150,000 | small sample |
| 2024 | 9 | $875,000 | $750,000 to $972,900 | small sample |
| 2025 | 2 | $725,000 | $725,000 | small sample |
| 2026 (to October 7) | 4 | $760,000 | $675,000 to $845,000 | small sample |
The 2022 median of $897,500 (n=10) is the mean of $875,000 and $920,000. Only one calendar year, 2022, reaches ten closings in the MLS, which is why we prefer rolling windows to calendar years.
In the 60 months to October 7, 2026, the 18 two-bedroom sales (n=18) had a median of $872,500 and the 16 three-bedroom sales (n=16) had a median of $935,000, a gap of $62,500. In the 36-month window the gap reversed: 8 two-bedroom sales (n=8, small sample) had a median of $847,500 and 7 three-bedroom sales (n=7, small sample) had a median of $815,000. The bedroom count alone does not set the price; the plan, the view, the building and the renovation do, and a buyer who anchors to a bedroom count will misprice in both directions.
Three MLS floor areas repeat often enough to compare. A 1,825 square foot, three-bedroom residence sold six times in 60 months (n=6, small sample): $845,000 in April 2026, $950,000 twice in 2024, $1,150,000 in April 2023, $1,200,000 in September 2022 and $1,000,000 in May 2022. The median is $975,000, the mean of $950,000 and $1,000,000. The April 2026 sale was 29.6 percent below the September 2022 sale ($1,200,000 less $845,000, divided by $1,200,000), though the two were not necessarily in the same building or condition. A 1,535 square foot, two-bedroom residence sold five times (n=5, small sample) with a median of $787,000, and a 1,450 square foot, three-bedroom residence sold five times (n=5, small sample) with a median of $875,000. Those clusters are the closest thing Valencia has to a same-plan comparison.
The MLS export we use reports Valen Way for every sale and does not name the building, so we cannot honestly split closings by building or floor, and we do not. What the county roll does show is how it values the buildings: the median 2026 just value is $721,840 in each of the five-story Buildings A, B and C, $581,015 in Building D, $601,015 in Building F, and $612,215 in each of the two-story Buildings E, G and H. Just values are assessments, not prices, and they run well below the 36-month median sold price of $825,000. The order still matters, because the five-story buildings carry the county’s highest values, the two-story buildings sit in the middle and the three-story buildings at the bottom. Ask any agent pricing a Valencia residence which building and which floor the comparable sales came from, and what the view was.
Of the 34 closings in the last 60 months (n=34), 26 closed from January through May, or 76.5 percent: January 6, February 2, March 4, April 9 and May 5. June had 3, August 1, September 2 and December 2, and none closed in July, October or November. That is a strongly seasonal market, and it is why a listing that comes to market in the fall is in place before the months when most closings happen.
Of the 33 closings that were marketed (60 months, n=33), 6 closed above their final list price, 4 at it and 23 below it. All six of the closings above list happened between December 2021 and September 2022. Of the 15 in the 36-month window, two sold more than 9 percent below final list: June 2024 at 86.8 percent and April 2024 at 90.5 percent. The 36-month median of 96.4 percent (n=15) says a realistic seller prices within a few percent of the likely price and negotiates from there.
In the 60 months, 8 of the 33 marketed closings took more than 90 days on market, and 6 of the 15 in the 36-month window did. The 36-month median is 43 days (n=15), but the spread runs from 0 days to 375 days. Days on market in the MLS can reset when a listing is relisted, so a long number does not always mean one unbroken listing.
On October 7, 2026 the Southwest Florida MLS showed one active Valencia listing: a two-bedroom, two-bath residence of 1,676 square feet at $915,000, 41 days on the market. That is $546 per square foot ($915,000 divided by 1,676), above the 36-month median of $513. One listing against 4 closings in the last 12 months is 3.0 months of supply (1 divided by 4/12), and against 15 closings in the last 36 months it is 2.4 months (1 listing divided by 15/36 closings a month). Either way, a single listing is thin inventory, and a buyer who wants Valencia has few choices at any moment.
Collier County’s recorded-sales file shows the long arc. It counts only deed-recorded, qualified sales of improved property at $100,000 and up, through June 30, 2026, so its counts differ from the MLS.
| Year | Recorded sales | Median recorded price |
|---|---|---|
| 1988 | 27 | $142,000 |
| 1989 | 63 | $170,000 |
| 1995 | 5 | $175,000 |
| 2000 | 7 | $239,000 |
| 2005 | 2 | $457,500 |
| 2007 | 11 | $507,500 |
| 2013 | 9 | $375,000 |
| 2018 | 10 | $537,500 |
| 2021 | 12 | $747,450 |
| 2022 | 8 | $910,000 |
| 2023 | 7 | $950,000 |
| 2024 | 9 | $875,000 |
| 2025 | 3 | $725,000 |
| 2026 (to June 30) | 3 | $825,000 |
The 1988 and 1989 rows, 27 and 63 recorded sales, are the first-sale wave as the developer closed the buildings. The 2007 median of $507,500 (n=11) fell to $375,000 by 2013 (n=9), a drop of 26.1 percent, and the 2021 to 2023 run took the median from $747,450 (n=12) to $950,000 (n=7). The 2023 to 2026 medians are lower than the peak, which matches the MLS.
The county’s 2026 preliminary roll lists 135 condominium parcels with a living area of 1,233 to 1,747 square feet and a median of 1,436. Just value is the assessor’s estimate of market value, and the median just value is $721,840 in Buildings A, B and C, $581,015 in D, $601,015 in F and $612,215 in E, G and H. A purchase does not set the just value, and Florida’s assessment limits reset on a change of ownership, so a buyer should not assume the seller’s tax bill carries over.
All 135 Valencia parcels sit in taxing area 79, with a combined 2026 millage of 9.4877 mills on the preliminary roll. The components are Collier County General Fund 3.0107, South Florida Water Management District 0.0948, Big Cypress Basin 0.0978, School Board state law 1.8990, School Board local 2.2480, Collier Mosquito Control 0.1331, North Collier Fire Control 1.0000, Unincorporated General MSTU 0.6844, Water Pollution Control 0.0246, the Pelican Bay MSTU and benefit unit 0.0857, and Conservation Collier 0.2096.
As an illustration only, 9.4877 mills on an assessed value of $825,000 (the 36-month median sold price) is $7,827.35 ($825,000 times 9.4877, divided by 1,000), before any exemption, cap or non-ad valorem charge. On $760,000 (the 12-month median) it is $7,210.65. The county’s non-ad valorem column reads 0.00 on the preliminary roll, which must not be read as no non-ad valorem charges: the Pelican Bay Services Division publishes its own FY 2027 assessment (see the layered fees section below), and Foundation and association charges are billed separately. Taxes are paid in arrears and the statutory discounts run from 4 percent for payment in November to 1 percent in February, with March at the gross amount.
Valencia’s pricing peaked in 2022 and 2023, softened in 2024 and has settled in a $675,000 to $845,000 band in the last 12 months, with only 4 closings (n=4, small sample). The 36-month median of $825,000 (n=15) sits 7.6 percent below the 60-month median of $892,500 (n=34), and the 12-month median of $760,000 sits 7.9 percent below the 36-month median. Those gaps are real but not large, and they come from a small number of sales. A seller who prices to the 2022 and 2023 headlines will wait; a seller who prices to the last 12 months and the building’s size cluster will usually transact. A buyer has more leverage than at the peak but fewer residences to choose from.
Start with the building and the size, because Valencia’s recorded prices swing more with those than with the date. A seller should ask which of the 34 closings in the last 60 months truly compares to the residence, and a buyer should ask what the association’s reserve study and budget say about that building. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a free home valuation from Jesse starts with that comparison, while Marc answers the buyer-side version at (239) 287-5873.
In the last 12 months we tracked all four Valencia closings in the Southwest Florida MLS against the county’s recorded sales, and we tracked every one of the 34 closings in the last 60 months by size, bedroom count and days on market. Before we price a residence we check six things: the building and floor, the exact size against the three repeating size clusters, the condition of the interior and the balcony or lanai, the view, the status of the association’s reserve study and any special assessment, and the Pelican Bay resale capital assessment the buyer will face at closing.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Valencia at Pelican Bay came to be in 1988, when Radnor/Valencia Corporation, a Delaware corporation, recorded the Declaration of Condominium on August 17, 1988 and then recorded a completion certificate for each building as it finished, from September 1988 through October 1989, until all 135 residences and the clubhouse were declared.
Unlike a condominium declared all at once, Valencia was declared first and finished in stages, and the Collier County Clerk’s recorded instruments show each stage. That matters to a buyer for one reason: the buildings have different ages, different heights and different maintenance histories, and the recorded paper tells you which is which.
The Declaration of Condominium of Valencia at Pelican Bay was recorded on August 17, 1988 in Official Records Book 1373, page 1451, a document of about 170 pages, together with a certificate of estimate in the same book at page 1450 and a plat exhibit in Condominium Book 31, page 51. The Florida Department of State corporate record for the association, document number N25008, shows a filing date of February 24, 1988, so the association existed as a corporation six months before the declaration was recorded. The corporate record lists a principal address on Valen Way and shows annual reports filed through January 16, 2026.
The declaration was followed by a sequence of recorded amendments that certify substantial completion, one for each stage. They are the best evidence of when each part of the property was finished.
| Recorded | What it certifies | Instrument |
|---|---|---|
| September 8, 1988 | Substantial completion of the pool and clubhouse | Official Records Book 1378, page 2115 |
| September 20, 1988 | Substantial completion of Building F | Official Records Book 1381, page 1915 |
| September 29, 1988 | Building H, with an amended surveyor’s certificate for Buildings E, F and G | Official Records Book 1383, page 2191 |
| November 15, 1988 | Building D | Official Records Book 1394, page 1285 |
| March 21, 1989 | Section 10.2 restated, with each residence’s share of 1/135 | Official Records Book 1426, page 552 |
| April 25, 1989 | Building A | Official Records Book 1435, page 558 |
| June 6, 1989 | Building B | Official Records Book 1446, page 336 |
| October 2, 1989 | Building C | Official Records Book 1473, page 1001 |
Collier County’s milestone list records certificate of occupancy dates that line up with those instruments: September 15, 1988 for Building F, November 8, 1988 for Building D, April 19, 1989 for Building A, June 2, 1989 for Building B and September 29, 1989 for Building C. The county’s 2026 property roll lists 1988 as the year built for Buildings D through H, 60 residences, and 1990 for Buildings A, B and C, 75 residences. The roll and the certificates of occupancy do not agree on A, B and C, and we use the certificate dates when the question is age and the roll when the question is the county’s own records.
On April 5, 1990 the association recorded an amendment, approved by more than 75 percent of the members, that added cable television to the common expenses in section 10.1 of the declaration (Official Records Book 1518, page 544). It is an early example of a pattern that continues in the Pelican Bay Foundation’s bulk media line item: television is bought in bulk and paid through the association, not billed to each owner.
On April 16, 1996 the association recorded amendments adopted on March 21, 1996 that revised the declaration’s article 5.3 on unit boundaries and apertures, article 8 on limited common elements and article 11 on maintenance (Official Records Book 2171, page 332). The recorded copy is difficult to read in places, and the 2018 restatement now controls, so we rely on the 2018 text for what a window or door is today and do not draw conclusions from the 1996 wording.
The association amended its insurance section, 15.2, in 1997 (Official Records Book 2305, page 2894); amended the bylaws on directors’ terms of office in 2002 (Official Records Book 3039, page 692); amended sections 11.1 and 11.2 on maintenance on January 23, 2014 (Official Records Book 5002, page 3625); and recorded a window replacement and maintenance amendment on June 1, 2015 (Official Records Book 5157, page 3351). Each of those answers a question a buyer will ask about who maintains what, and the 2018 restatement folded them in.
On July 2, 2018 the association recorded its Amended and Restated Declaration, Articles of Incorporation and Bylaws, 54 pages, in Official Records Book 5528, page 1159. It is the controlling document today, with a hierarchy clause in section 2 that says which document controls when they conflict. Almost every rule in this guide comes from it.
Since the restatement the association has recorded a flooring amendment on April 22, 2019 (Official Records Book 5620, page 900), a bylaw amendment on April 14, 2025 that sets assessments as due on the first day of each quarter with an optional monthly payment plan and a late charge after 10 days (Official Records Book 6457, page 2900), and a flooring certificate on March 27, 2026, recording a vote adopted on March 11, 2026 (Official Records Book 6568, page 1245). Read the current flooring text before you plan a floor replacement, because the association recorded flooring documents in both 2019 and 2026.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Valencia at Pelican Bay has 135 residences in eight buildings: three five-story buildings, A, B and C, with 25 residences each; two three-story buildings, D and F, with 18 each; and three two-story buildings, E, G and H, with 8 each. The county roll puts living area at 1,233 to 1,747 square feet, with a median of 1,436.
Under section 5.3 of the 2018 declaration, a residence runs from the unfinished upper surface of the concrete floor to the lower surface of the ceiling, and for top-floor residences to the unfinished drywall under the roof trusses. The perimeter is the unfinished exterior surface of the plasterboard walls, and window glass, screens and framing are included within the unit. Interior walls, fixtures, appliances and floor coverings belong to the owner.
Buildings A (6500 Valen Way), B (6510) and C (6520) are five stories over parking, with 25 residences each, and they are the buildings that back onto the Club Pelican Bay golf course according to the association’s website. They are also the highest-valued buildings on the county roll, at a median 2026 just value of $721,840 each. Because they are five stories, they fall under Florida’s milestone inspection and structural integrity reserve study laws, and the county’s list shows the next milestone date as January 1, 2033.
Buildings D (6525 Valen Way) and F (6545) have three stories and 18 residences each. They are also covered by the milestone and structural reserve study laws, and the county’s list shows the next milestone date as January 1, 2035. The median 2026 just value is $581,015 in D and $601,015 in F.
Buildings E (6535 Valen Way), G (6555) and H (6515) are two stories with 8 residences each. Florida’s milestone inspection law applies to buildings of three habitable stories or more, so these three buildings are outside the statutory threshold, and the county’s milestone list has no row for them. The median 2026 just value is $612,215 in each. The flood map treats G differently: its base flood elevation is 9 feet, against 10 feet at the other seven buildings.
The county roll’s living areas run from 1,233 to 1,747 square feet, while the Southwest Florida MLS reports 1,313 to 1,836, because the two measure differently. In the MLS, three sizes repeat: 1,825 square feet in three-bedroom residences, 1,535 in two-bedroom residences and 1,450 in three-bedroom residences. A buyer should ask for the floor plan and the MLS area of the exact residence rather than rely on a bedroom count.
Sections 11.1 and 11.2 put the roof, the exterior paint and the building structure on the association and the owner’s interior on the owner. The association maintains window and sliding-door frames but not the glass or hardware. Owners maintain air conditioning equipment, floor coverings, glass, hardware and appliances.
The declaration gives the association responsibility for lanai screens and windows on the repaint cycle, at the owner’s cost, after which maintenance reverts to the owner. The June 2015 recorded amendment addresses window replacement and maintenance specifically. If you are buying and the windows are original, ask for the board’s current window policy in writing.
Section 11.6 makes an owner liable for water leaks that start in the owner’s residence, and the association may enter an unoccupied residence under section 11.7, which also provides for a pass-key. Both rules matter in a seasonal building: an owner who is away should keep the water supply to the residence turned off and the association’s access arrangement current.
Section 11.4 bars a material alteration of the common elements that would cost more than 5 percent of the annual budget without a vote of the owners. Interior renovation that does not touch the common elements is the owner’s business, subject to the flooring amendments and the association’s approval process.
Section 8.1 assigns one covered parking space or garage to each residence, and air conditioning equipment, terraces, balconies and entries are limited common elements, which means only the residence they serve may use them. Some residences have storage lockers. Ask the seller which space and which locker, if any, convey with the residence, and confirm it on the association’s records.
A Valencia at Pelican Bay condominium comes with the building’s own clubhouse, heated pool, spa and grill areas, and with membership in the Pelican Bay Foundation, whose beaches, trams, tennis and pickleball courts and fitness center sit behind every Pelican Bay address. Golf at Club Pelican Bay is a separate membership.
The clubhouse described in section 6.4 of the 2018 declaration holds a lounge and meeting room, an equipped kitchen, a library and card room, an exercise room, restrooms, an office, a hallway and a covered patio. Outside are a heated pool of about 46 by 22 feet with a limit of 40 people, about 3,000 square feet of deck, a heated spa about 10 feet across, an outside shower and a 160 square foot equipment area. Children under 10 must be accompanied at the pool and common areas.
The association’s website says there are two propane grill areas and monthly socials in season. We have not verified the grill schedule, which is an association matter.
Membership in the Foundation is mandatory under section 6.5, assessments are per residence and the Foundation’s lien runs against the residence. For that, the Foundation’s own page for realtors lists almost three miles of beach through two access points, a Sandbar restaurant at South Beach and Marker 36 at North Beach, 18 Har-Tru courts, a new shared-use complex of 20 pickleball courts and 8 Har-Tru courts built with Collier County, a fitness center, a tram system and 88 acres of parks.
The Foundation’s rules give each residential plot up to two member cards and require ownership changes to be reported within 30 days. Buyers who tour with a licensed Realtor can be admitted on a one-day Realtor Guest Card, which is arranged by the agent before the showing. Marc builds showings that include the beach so a buyer sees what the Foundation assessment buys.
Three of Valencia’s buildings back onto the Club Pelican Bay golf course, but the golf is not part of the Valencia or Foundation assessment. Club Pelican Bay publishes its membership terms on its own site, so ask the club for its current terms.
The declaration’s recreation list is the controlling description of what Valencia owns: a cabana, a pool, a spa, an outside shower and an equipment area. It lists no restaurant, golf course or beach, so those come only through the Foundation and the club. Anything else a seller mentions should be confirmed in writing.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Valencia at Pelican Bay owners pay a quarterly assessment to Valencia at Pelican Bay Condominium Association, Inc., and that assessment includes the Pelican Bay Foundation’s FY2027 charge of $3,435 per assessable unit, which the Foundation bills to the association and not to owners. The association’s current budget figure is member-only, so we do not print a number we cannot source.
Article 10 of the 2018 declaration makes water, sewer and trash common expenses, and the 1990 amendment added cable television. The association also carries the building insurance including windstorm, maintains the roof, exterior paint, structure and grounds, runs the pool and clubhouse, and funds reserves. The bylaws name roof, building painting and pavement resurfacing as reserve items. For a condominium, the Pelican Bay Foundation’s assessment is billed to the association and paid out of the same budget, so it is inside the quarterly number.
Under the bylaw amendment recorded April 14, 2025, assessments are due on the first day of each quarter, with an optional monthly payment plan, and are late after 10 days. The declaration says assessments are paid quarterly in advance, and an institutional first mortgagee’s liability for unpaid assessments is limited. The fiscal year runs April 1 to March 31, and the board mails the budget 14 days before the year begins.
The association’s own 2021 question-and-answer page for realtors stated a quarterly assessment of $2,116. That is a 2021 number, and it is five years old. The same page said the Foundation expense was billed by Valencia annually, which conflicts with the Foundation’s current 2026-2027 estoppel form, which says condominium billing is paid by the condominium association. The current Foundation document controls, and the current Valencia budget controls over both. A buyer should ask for the budget in the estoppel and document package, not rely on any older figure.
Florida’s condominium law now requires a structural integrity reserve study for buildings of three habitable stories or more, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item costing more than $25,000. At Valencia that means Buildings A, B, C, D and F, 111 of the 135 residences. We could not find the study or its funding schedule in a public record; it is a document the association gives a buyer.
A special assessment is the way an association raises money beyond its budget. Whether Valencia has an approved or proposed special assessment is not in the public record we reviewed, so a buyer should ask the association directly for the last five years of minutes and any approved or proposed assessment. Recorded notices of commencement show capital work in recent years, listed in the permits section below, but a notice of commencement does not say how a project was paid for.
When you sell, the association must provide an estoppel certificate within 10 business days under section 718.116(8) of the Florida Statutes. The statute states a fee cap of $250, $100 more for delivery within 3 business days and $150 more when the account is delinquent; as we read the state’s current adjusted caps, those are $299, $119 and $179. Valencia’s own estoppel fee is not published in a source we could cite, so confirm it before you list.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning at Valencia at Pelican Bay means paying across layers: the condominium assessment, the Foundation’s $3,435 FY2027 charge that the association passes through, the Pelican Bay Services Division’s FY 2027 assessment of $1,250.00, taxes, and a $15,000 resale capital assessment that a buyer pays at closing for deeds recorded on or after October 1, 2026.
This is the quarterly assessment described above. It is set by the board each year and carries the building’s insurance, maintenance, reserves, utilities and the Foundation pass-through. Ask for the current budget.
The Foundation’s 2026-2027 estoppel form sets the FY2027 annual assessment, October 1, 2026 to September 30, 2027, at $3,435 per assessable unit. The pieces are operating $2,180, replacement reserve $497 and bulk media $758, which add to $3,435. Quarterly, that is $858.75, made of $545.00, $124.25 and $189.50. For a condominium the Foundation bills the condominium association, so the owner sees it as part of the association’s assessment and not as a separate bill. Single-family homes are billed directly.
Collier County publishes the Pelican Bay Services Division’s FY 2027 assessment as operations and maintenance of $789.07 and capital and projects of $460.93, a total of $1,250.00. The Division is the county advisory board behind Pelican Bay’s shared infrastructure; as Collier County’s December 2025 release notes, it funds the Pelican Bay beach renourishment because the beach is not a public beach. How the charge appears on a particular condominium owner’s bill depends on the tax roll, so confirm it with the Tax Collector’s notice or the association.
Golf at Club Pelican Bay is optional. Three of Valencia’s buildings back onto the course, but the view comes with no membership. The club publishes its current terms on its own website.
The Foundation’s 2026-2027 estoppel states a resale capital assessment of $15,000, a buyer cost due at closing, for deeds recorded on or after October 1, 2026. A one-time exemption exists for an owner who moves within Pelican Bay, with an exemption processing fee of $1,000 payable by the buyer. The Foundation’s page for realtors states that the amount rises 3.5 percent each year from October 1, 2027. A buyer who budgets for Valencia should add $15,000 to the cash needed at closing.
The seller’s estoppel fee to the Foundation is $250, with an optional $100 for delivery within 3 business days. The Foundation also charges a seller $500 if the member ID cards are not returned. Return the cards at closing and the charge never arises.
Valencia’s combined millage is 9.4877 mills in taxing area 79 on the 2026 preliminary roll. The market section above lists the components and the arithmetic. Taxes are paid in arrears, and a sale prorates them from January 1.
The table below lists what a buyer meets, in the order a buyer meets them. Amounts marked as illustrations use the 36-month median sold price of $825,000 (n=15) and are not bills.
| Item | Amount | Who pays | Source |
|---|---|---|---|
| Foundation resale capital assessment | $15,000, deeds recorded on or after October 1, 2026 | Buyer, at closing | Foundation 2026-2027 estoppel |
| Foundation exemption processing fee, if an in-community owner qualifies | $1,000 | Buyer | Foundation 2026-2027 estoppel |
| Foundation annual assessment | $3,435 per assessable unit, FY2027 | Association, inside the quarterly assessment | Foundation 2026-2027 estoppel |
| Pelican Bay Services Division, FY 2027 | $1,250.00 ($789.07 plus $460.93) | Per the tax roll | Collier County |
| Property tax, illustration at $825,000 | $7,827.35 at 9.4877 mills | Owner | Collier County Property Appraiser, 2026 tax roll |
| Association quarterly assessment | Member-only | Owner | Valencia budget |
Selling a Valencia at Pelican Bay condominium costs Florida documentary stamps of $0.70 per $100 of price, which is $5,775 at the 36-month median of $825,000, plus lien searches, estoppel fees and the commission you negotiate. A buyer pays the Pelican Bay resale capital assessment of $15,000 and, by Collier County custom, the owner’s title policy.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration, rounded up to the next $100, and Collier County custom has the seller pay it. At $825,000 (the 36-month median, n=15) that is 8,250 units times $0.70, or $5,775. At $760,000 (the 12-month median, n=4, small sample) it is 7,600 times $0.70, or $5,320, and at the current $915,000 listing it is 9,150 times $0.70, or $6,405.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls whatever the custom says. Settlement fees commonly run from about $500 to $1,500 and a title search from about $150 to $500, both variable.
A seller also pays for the municipal lien search, usually about $100 to $250, the estoppel certificates from the association and the Foundation, and the property tax proration credit. The buyer records the deed, at about $18.50 to $35.50.
Since the National Association of Realtors settlement took effect on August 17, 2024, buyer-broker compensation can no longer be advertised on the MLS, a written buyer agreement is required before a buyer tours a home with an agent, and commissions are negotiable. We explain both sides in plain terms before you sign anything.
A Florida condominium resale buyer receives the association’s governing documents and financial package and has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them under section 718.503. Florida also requires a flood disclosure under section 689.302, due at or before the time the sales contract is executed. Sellers also owe the buyer disclosure of known material defects that are not readily observable.
Taxes are paid in arrears for the calendar year, so a closing in the spring credits the buyer with the January 1 to closing share. The discounts run from 4 percent in November to 1 percent in February, with March at the gross amount.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Valencia at Pelican Bay governing documents are the 2018 Amended and Restated Declaration, Articles and Bylaws plus recorded amendments through 2026, under the Pelican Bay Foundation’s declaration and rules. Buyers feel three most: the Board’s approval of every sale in article 13, the lease limits in article 14 and the pet limit in section 12.3.
Section 2 of the 2018 declaration sets out which document controls when two conflict. Above the association’s documents sit the Pelican Bay Foundation’s Second Amended and Restated Declaration of 2009 and its rules, and above everything sits Florida law. When this page presents two rules on one subject, the rule that is stricter governs and the documents control over any summary, including ours.
Article 13 requires prior written Board approval of every sale or gift of a residence. The owner gives notice 20 days before the transfer, the Board acts within 15 days or approval is deemed given, and the association issues a Certificate of Approval. If the Board disapproves, the association has 45 days to find a buyer or to buy the residence itself for cash on the same terms. A transfer made without approval is void. The association’s website lists a Sales Application with a $150 check, to be submitted 20 days before occupancy, and says approval is required before closing. Build that timeline into the contract on both sides.
Co-ownership must be by a single family. A trust or an entity must designate a primary occupant, and the designation may change no more than once in 12 months. A buyer purchasing through a trust or a company should raise this at the contract stage, not at the approval stage.
Article 14 governs leases and is summarized in the rental section below. In short, a lease must be written, run at least 30 days and be made no more than three times a year.
Section 12.5 prohibits boats, trucks and recreational vehicles. Each residence has one assigned covered parking space or garage under section 8.1, and the Foundation’s rules ban motorized vehicles other than Foundation trams and carts from the berms and boardwalks.
Article 15 requires the association to carry property insurance including windstorm, flood insurance to the maximum available, and liability insurance, with the association acting as agent for claims. Section 16.3 defines very substantial damage as damage making three quarters or more of the residences uninhabitable, calls an owners’ meeting within 60 days, and applies a 90 percent proceeds rule and a two-thirds vote. Section 16.5 treats a reasonable time for rebuilding as work started within 4 months and finished within 9.
Article 18 allows termination under section 718.117 of the Florida Statutes. A buyer in an older condominium should know that the statute sets the process and the vote.
Under article 21, an amendment may be proposed by the Board or by one quarter of the residences. The vote threshold is in section 21.3, and we recommend reading that section in the recorded copy before relying on any summary of it.
The bylaws provide for a board of 3 to 7 directors on two-year terms, a fiscal year from April 1 to March 31, a budget mailed 14 days before the year begins, voluntary binding arbitration for disputes and emergency powers for the board. The property is managed by a professional management company, which the association’s website names; we do not print contact numbers because they change.
Section 11.7 gives the association a right of access and a pass-key, and section 11.6 makes the owner liable for leaks that start in the residence. Owners who are away for the summer should arrange a trusted contact.
Section 12 places no occupancy restriction on minors. Children under 10 must be accompanied at the pool and common areas.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
No. Valencia at Pelican Bay is not a 55+ community. Section 12 of the 2018 declaration places no occupancy restriction on minors, requiring only that children under 10 be accompanied at the pool and common areas, and none of the recorded amendments we reviewed adds an age rule for any building.
This is a point of confusion because of the name, as the opening of this page explains: a different community with a similar name can carry an age restriction that this one does not. At Valencia at Pelican Bay the controlling rules are the declaration’s approval, lease and pet articles, which apply to every owner on the same terms.
Yes, with limits. Article 14 of the Valencia declaration requires a written lease of at least 30 days, no more than three leases a year, Board approval within 15 days or deemed approval, and no approval while assessments are delinquent. The Pelican Bay Foundation separately limits any residence to two leases a calendar year, and the stricter limit governs.
| Rule | Valencia at Pelican Bay | Pelican Bay Foundation |
|---|---|---|
| Minimum term | 30 days, written lease | No minimum stated in the amendment we read; Airbnb and VRBO style arrangements count as leasing |
| Leases per year | No more than three | No more than two per calendar year, unless Neighborhood Covenants provide otherwise |
| Approval | Board decision within 15 days or deemed approved | Condominium association approval of tenants form required |
| Application fee | $200 non-refundable (lease application revised March 2024) | $500 non-refundable processing fee |
| Lead time | 20 days before the lease | At least 30 days before occupancy |
| Pets | None in leased units; the lease application says no pets | Not addressed in the packet we read |
| Vehicles and cards | One vehicle on the lease application | A maximum of two rental cards |
| Smoking | None, including on the lanai, per the lease application | Not addressed in the packet we read |
The Foundation’s 2019 amendment, recorded May 28, 2019 in Official Records Book 5634, page 1101, amends section 3.26 of its declaration to include Airbnb and VRBO style arrangements within leasing, and says no residence may be leased more than two times per calendar year unless Neighborhood Covenants provide otherwise. Valencia’s own article 14 permits three. Because the Foundation’s declaration sits above the association’s, a landlord should plan on two leases a year, and should confirm with the association whether Valencia’s covenants change that. The stricter limit governs.
Article 14 lists the grounds on which the Board may disapprove a lease, bars subleasing and limits occupancy to the lessee, family within the first degree and guests. The Board does not approve a lease while the owner’s assessments are delinquent.
When a residence is leased, the owner’s member cards are deactivated and the tenant receives up to two rental cards. The Foundation’s lease packet asks for the application at least 30 days before occupancy.
Plan 30 days for the Foundation, 20 for the association, and allow for the Board’s 15-day decision. A landlord who wants the cash flow of seasonal rental should read the two-lease limit as a ceiling on the number of tenants a year, not a number of weeks.
Valencia at Pelican Bay allows one pet per residence, under 20 pounds, leashed, kept out of the recreation areas, with no reptiles and no pets in leased units. The Pelican Bay Foundation separately limits leashes to 6 feet and bars pets from beaches, trams, boardwalks, dining areas and the fitness and community center rooms.
| Rule | Valencia at Pelican Bay | Pelican Bay Foundation |
|---|---|---|
| Number | One pet | Not limited by the Foundation rules we read |
| Size | Under 20 pounds | Not addressed |
| Leash | Leashed | Leash not longer than 6 feet |
| Recreation areas | None allowed | No pets on beaches, trams, boardwalks, dining areas, fitness or community center rooms |
| Leased units | No pets | Not addressed |
| Reptiles | Not allowed | Not addressed |
The Foundation’s rules say service animals and emotional support animals follow the pet rules unless they are approved as a reasonable accommodation. A buyer who relies on an assistance animal should ask the association for its accommodation procedure before signing a contract.
Ask the association whether an existing pet is grandfathered, whether the 20 pound limit is measured at adult weight, and who enforces the leash rule on the grounds.
Florida’s milestone inspection and structural integrity reserve study laws apply to the five Valencia at Pelican Bay buildings of three habitable stories or more, Buildings A, B, C, D and F, which hold 111 of the 135 residences. The three two-story buildings, E, G and H, with 24 residences, fall outside the statutory threshold.
Section 553.899 of the Florida Statutes requires a milestone inspection of a condominium building of three habitable stories or more by December 31 of the year it reaches 30 years of age, or 25 years where a local agency requires it because of circumstances such as proximity to salt water. Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building of three habitable stories or higher. The study covers the roof, the structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item costing more than $25,000 or the inflation-adjusted amount. It rests on a visual inspection performed or verified by a licensed engineer, architect or certified reserve specialist, and the association must distribute the study or a notice of its availability to owners within 45 days.
Collier County applies the 25-year rule within three miles of salt water, using a county map dated August 31, 2023, and its Milestone Buffer layer shows Valencia inside that buffer. Valencia’s certificates of occupancy date from 1988 and 1989, so all five buildings of three stories or more passed the 25-year mark years ago. Collier County’s milestone page says coastal buildings with a certificate of occupancy before July 1, 1997 were due by December 31, 2024.
Collier County’s milestone buildings list, as of January 2026, includes five Valencia rows, and the county’s Milestone Map marks the first inspection as completed for each.
| Building | Address | County certificate of occupancy | Next milestone date |
|---|---|---|---|
| A | 6500 Valen Way | April 19, 1989 | January 1, 2033 |
| B | 6510 Valen Way | June 2, 1989 | January 1, 2033 |
| C | 6520 Valen Way | September 29, 1989 | January 1, 2033 |
| D | 6525 Valen Way | November 8, 1988 | January 1, 2035 |
| F | 6545 Valen Way | September 15, 1988 | January 1, 2035 |
The county’s list shows that inspections were completed. It does not publish the inspection’s findings, whether any repair was required, or the contents of the structural integrity reserve study. Those are association records, and a buyer is entitled to ask for them. Buildings E, G and H have no row because they are below the three-story threshold.
An association that existed on or before July 1, 2022 had to complete its first structural integrity reserve study by December 31, 2025. A milestone inspection may stand in for the visual part of the study if it was done within the last five years, and after a milestone inspection the study may be delayed up to two budget years. The statute allows an association needing a milestone inspection by December 31, 2026 to do both together, never later than that date.
Under section 718.503, a resale buyer has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the required documents, and a contract signed after December 31, 2024 carries a clause about the milestone inspection and the reserve study if those items are not complete. We deliver the full document package to buyers before they commit and explain each page.
Ask for the milestone inspection report for the building, any repair list and the date of completion; the structural integrity reserve study and its funding schedule; the last five years of board minutes; the current budget and reserve balances; any approved or proposed special assessment; and the insurance declarations page. Ask specifically about the 2020 and 2021 concrete restoration, the 2024 post-tension and balcony beam work, and what is left to do.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
All eight Valencia at Pelican Bay buildings sit in FEMA flood Zone AE, a coastal Special Flood Hazard Area, with a base flood elevation of 10 feet, or 9 feet at 6555 Valen Way, on the effective panel dated February 8, 2024. County mapping places 6525 Valen Way in evacuation Zone A, outside the Coastal High Hazard Area.
We queried FEMA’s National Flood Hazard Layer at each of the eight building addresses on October 7, 2026. All eight return Zone AE, a coastal floodplain, inside the Special Flood Hazard Area, on panel 12021C0381J effective February 8, 2024. Zone AE has a published base flood elevation. It is 10 feet at seven buildings and 9 feet at Building G, 6555 Valen Way. Collier County’s floodplain page confirms the 2024 coastal flood map took effect on February 8, 2024.
Collier County’s mapping at 6525 Valen Way places the building in hurricane evacuation Zone A and outside the Coastal High Hazard Area. The county’s future land use designation there is Urban Residential Subdistrict, and the fire district is North Collier. We did not find a zoning designation we could state, and we do not state one.
FEMA released a preliminary revised flood map for Collier County on March 20, 2025 and held an open house on June 17, 2025. Collier County’s August 2026 release says a 90-day appeal period began on August 19, 2026, which by our count runs to about November 17, 2026; FEMA Region IV holds the official deadline. The county’s target for the new map to take effect is summer 2027, subject to change. Collier County’s floodplain page says the March 20, 2025 maps remain preliminary and should not be treated as the effective flood map. We have not verified what the preliminary map shows for the Valencia addresses and we do not claim any new zone. A buyer or owner can view the preliminary map through FEMA’s Map Service Center, or ask a lender or an insurance agent to check each building.
A lender making a federally backed mortgage on a residence in a Special Flood Hazard Area requires flood insurance. A cash buyer is not required to buy it, but the association’s flood policy covers the building, not the contents of your residence or your improvements.
Collier County is a Class 5 community in FEMA’s Community Rating System, and the county says eligible NFIP policies receive a 25 percent discount on the flood insurance premium. FEMA states that the discounts range from 5 percent to 45 percent in increments of 5 percent.
Article 15 of the declaration requires the association to carry property insurance including windstorm and flood to the maximum available, and liability insurance, with the association acting as agent for claims. Section 718.111(11) governs association insurance. An owner’s own policy, usually called an HO-6, covers the interior, belongings and liability, and section 627.714 requires a unit owner’s policy to include at least $2,000 of loss assessment coverage.
If a storm damages the building and the association’s insurance falls short, the association can assess owners for the difference. Loss assessment coverage on an owner’s policy pays part of that. Ask your insurer to quote a limit well above the $2,000 statutory minimum.
Collier County’s flood newsletter explains that in Zones VE, AE, AH and A, a structure that does not meet the current flood elevation must be brought into compliance when the cost of an improvement or repair of damage equals or exceeds 50 percent of its market value before the work begins. The rule applies to the building as a whole, which makes it a question for the association’s board and engineer.
Hurricane Ian struck Southwest Florida on September 28, 2022, and the National Hurricane Center’s report is the authority on its track and surge. Florida’s Department of Environmental Protection published an impact report on Hurricanes Helene and Milton in Southwest Florida in March 2025. Pelican Bay’s beach was renourished from late October 2025, and Collier County’s December 2025 update says the Pelican Bay Services Division funds the Pelican Bay segment because the beach is not public.
The Florida Office of Insurance Regulation publishes wind mitigation resources. Ask the association which openings in the buildings are impact rated, because the windows and doors are partly the association’s and partly yours.
Valencia at Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, according to the Collier County Public Schools attendance tool for 2026-27, checked at all eight building addresses on October 7, 2026. The district’s 2025 accountability brief lists A grades for each school from 2021 through 2025.
Sea Gate Elementary is at 650 Seagate Drive, 1.7 miles and about 4.7 minutes from the property by our routing estimate. Pine Ridge Middle is at 1515 Pine Ridge Road, 3.1 miles and about 6.4 minutes. Barron Collier High is at 5600 Cougar Drive, 4.8 miles and about 10.1 minutes.
The district’s 2025 accountability brief shows A, A, A, A, A for the 2021 to 2025 school grades at each of the three schools. Grades describe the schools, not any home, and they are published each year by the state.
Attendance zones can change. Use the district’s attendance-boundary tool, and the Florida Department of Education’s school report page, to confirm the assignment for the specific address on the date you contract.
The Collier County Clerk’s recorded notices of commencement show major work at Valencia at Pelican Bay from 2011 through 2024, including concrete restoration, waterproofing and painting across all eight buildings in 2020 and 2021, and balcony beam, door and post-tension cable work in 2024.
A notice of commencement is recorded before a permitted project begins. These are the ones we found recorded against Valencia, which tell you what was permitted, not what it cost or how it was funded.
| Recorded | Work | Building |
|---|---|---|
| December 2011 | Carport roof structure | G, F and D |
| June 1, 2017 | Hurricane protection windows | Clubhouse |
| August 2020 to March 2021 | Concrete restoration, waterproofing and painting | A through H, in three sets |
| April 14, 2022 | Generator with transfer switch | Clubhouse |
| May 29, 2024 | Balcony beam replacement | G |
| September 25, 2024 | Hollow-metal door replacement | 6525, 6535 and 6545 Valen Way |
| November 18, 2024 | Post-tension cable and miscellaneous concrete repair | Association property |
The first documented concrete restoration set covers the whole property between August 2020 and March 2021, and the 2024 notices show repair at specific buildings after that. A buyer should read it as a building in an active maintenance cycle, and ask how much of the work was paid from reserves and how much by assessment.
Collier County’s permitting portal lists permits by address, and the Clerk’s official records search lists recorded notices and amendments. We used the Clerk’s records for this page. If you are buying, ask your agent to pull the permit history for the building you are considering.
Near Valencia at Pelican Bay, the Pelican Bay Foundation is building a new shared-use racquets complex with 20 pickleball courts and 8 Har-Tru courts in partnership with Collier County, Collier County has renourished the Pelican Bay beach, and FEMA’s preliminary flood map is moving through its appeal period.
The Foundation’s page for realtors describes a new shared-use complex of 20 pickleball courts and 8 Har-Tru courts developed in partnership with Collier County. The Foundation operates 18 Har-Tru courts today, with more than 4,500 tennis members.
Collier County’s beach renourishment project began in late October 2025, and its December 2025 update says work on the Pelican Bay beach from the north pavilion to the Brighton condominium was complete, with about 48,000 tons of sand still needed for the last part of the project. The Pelican Bay Services Division funds the Pelican Bay portion because it is not a public beach.
The preliminary flood map described above is the largest change on the regulatory horizon. Any buyer with a closing in 2027 should ask the lender how the effective date will be handled.
Daily life at Valencia at Pelican Bay is short drives: The Commons is 1.4 minutes and 0.5 miles away, Artis Naples 3.3 minutes, Publix at the Marketplace at Pelican Bay 5.0 minutes, Mercato 5.3 minutes, NCH North Naples Hospital 9.6 minutes, and Naples Municipal Airport 15.4 minutes by free-flow estimate.
These are free-flow drive estimates from the middle of the property at 6525 Valen Way, from a routing engine, not rush-hour or season-peak times.
| Destination | Minutes | Miles |
|---|---|---|
| The Commons | 1.4 | 0.5 |
| Artis Naples | 3.3 | 1.3 |
| Sea Gate Elementary | 4.7 | 1.7 |
| Publix at the Marketplace at Pelican Bay | 5.0 | 2.5 |
| Mercato | 5.3 | 2.6 |
| Pine Ridge Middle | 6.4 | 3.1 |
| NCH North Naples Hospital | 9.6 | 4.8 |
| Barron Collier High | 10.1 | 4.8 |
| NCH Baker Hospital | 13.5 | 6.6 |
| Naples Municipal Airport | 15.4 | 8.2 |
| Southwest Florida International Airport | 38.0 | 27.2 |
Article 10 of the declaration makes water, sewer and trash common expenses, so those are inside the assessment and not billed to the owner. Electricity is the owner’s. The Foundation’s bulk media charge, $758 of the FY2027 assessment, covers the community’s television line, so ask what the package includes before you order service.
Ask the association’s manager for its move-in procedure, the permitted work hours and the contractor insurance requirements before you schedule a move or a renovation. We do not print the manager’s phone number because it changes.
NCH North Hospital is at 11190 Health Park Boulevard and is the nearer of the two NCH hospitals we measured, at 9.6 minutes. NCH Baker Hospital is 13.5 minutes away.
Naples Municipal Airport is 15.4 minutes away and Southwest Florida International Airport 38.0 minutes by free-flow estimate. Ask us for a realistic peak-season estimate before you plan a commute.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
On the 12-month yardstick, Valencia at Pelican Bay’s median of $760,000 (n=4, small sample) sits above five of the six comparison buildings below and under only Crescent. Its 135 residences make it larger than Sanctuary, Hyde Park and Willow Brook and smaller than Laurel Oaks, Avalon and Crescent.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table uses each building’s own Southwest Florida MLS closings in the 12 months to October 7, 2026. Any building with fewer than ten closings is a small sample, and one sale can move its median.
| Building | Residences | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Valencia | 135 | Low-rise and mid-rise condo | 1988 to 1990 | 4 (small sample) | $760,000 |
| Sanctuary | 72 | Garden condo, 5 buildings | 1982 to 1984 | 2 (small sample) | $757,500 |
| Hyde Park | 97 | Mid-rise, 6 stories | 1983 to 1988 | 6 (small sample) | $707,500 |
| Laurel Oaks | 160 | Garden condo, low-rise | 1990 to 1991 | 10 | $652,500 |
| Willow Brook | 112 | Garden condo, 14 low-rise buildings | 1988 | 4 (small sample) | $712,500 |
| Avalon | 174 | Garden condo, gated | 1992 to 1994 | 10 | $589,500 |
| Crescent | 148 | Mid-rise (four 3-story buildings) and 2-story garden buildings | 1992 to 1997 | 17 | $1,420,000 |
Sanctuary is Valencia’s closest comparison on the 12-month medians, $757,500 (n=2, small sample) against Valencia’s $760,000 (n=4, small sample), but the two buildings differ in size, age and shape, and we compare them in detail in the next section.
Hyde Park has 97 residences in six-story mid-rise buildings built from 1983 to 1988, and its 12-month median was $707,500 (n=6, small sample), $52,500 below Valencia’s. Hyde Park is the better comparison for a buyer who wants a taller building; Valencia is the better one for a buyer who wants a choice among two, three and five stories.
Laurel Oaks (160 residences, 1990 to 1991, 10 closings, $652,500), Willow Brook (112 residences, 1988, 4 closings, $712,500, small sample) and Avalon (174 residences, 1992 to 1994, 10 closings, $589,500) are the garden-condo comparisons. Willow Brook was built in the same year as Valencia’s Buildings D through H. Each of the three has a lower 12-month median than Valencia, and Laurel Oaks and Avalon, with 10 closings each, are the only ones with enough sales to call a window.
Crescent has 148 residences, 17 closings in 12 months and a median of $1,420,000, $660,000 above Valencia’s. It is the high-priced end of the comparison and is a mid-rise product with a different building mix, built later, from 1992 to 1997.
A 12-month median with fewer than ten sales is a snapshot, not a trend. Valencia’s own 36-month median is $825,000 (n=15), which is $65,000 above its 12-month median of $760,000. A comparison between two small samples can reverse in a single closing.
We compare product class, size, age and published sales. We do not compare association budgets, reserve studies or special assessments between buildings, because those are member-only documents. A buyer deciding between two buildings should request both buildings’ documents before the contract.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Valencia at Pelican Bay has 135 residences in eight buildings of two to five stories, built from 1988 to 1990, while Sanctuary has 72 garden condominiums in five buildings, built from 1982 to 1984. Valencia’s 36-month median is $825,000 (n=15) and Sanctuary’s is $710,000 (n=7, small sample), so the choice turns on building age, height and price.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Both figures come from each building’s own Southwest Florida MLS pull of October 7, 2026 and from the Collier County Property Appraiser’s 2026 tax roll. County living areas and MLS living areas are never compared with each other.
| Factor | Valencia at Pelican Bay | Sanctuary |
|---|---|---|
| Residences | 135 | 72 |
| Product | Low-rise and mid-rise condo: 2, 3 and 5 stories in eight buildings | Garden condo in five buildings |
| Built | 1988 to 1990 | 1982 to 1984 |
| Street | Valen Way | Pelican Bay Boulevard |
| County living area | 1,233 to 1,747 sq ft, median 1,436 | 1,436 to 2,062 sq ft, median 1,437 |
| 12-month closings and median | 4 at $760,000 (small sample) | 2 at $757,500 (small sample) |
| 36-month closings and median | 15 at $825,000 | 7 at $710,000 (small sample) |
| 36-month median per sq ft | $513 (n=15) | $437 (n=7, small sample) |
| 36-month median days on market | 43 (n=15) | 79 (n=7, small sample) |
| 36-month median sold to list | 96.4% (n=15) | 94.6% (n=7, small sample) |
| Active listings, October 7, 2026 | 1 at $915,000 | 2 at $799,000 and $680,000 |
| Months of supply, 12-month pace | 3.0 | 12.0 |
| Foundation resale capital assessment | $15,000, buyer, deeds on or after October 1, 2026 | The same Foundation form applies |
Choose Valencia if you want a choice of building height, with five-story, three-story and two-story buildings on one small property; a clubhouse, heated pool and spa on the grounds; and a market of fifteen closings in three years that gives a seller or a buyer a real price record. Valencia’s inventory is thin, with one listing today, so a buyer who sees the right residence should move.
Choose Sanctuary if you want a smaller, older garden-condominium property of 72 residences with the largest county living areas of the two, up to 2,062 square feet, and a lower recent price point. Its sales record is thinner: the first Sanctuary window with ten or more closings is 60 months, and its 12-month median rests on two sales.
Neither building’s budget, reserve study or special assessment history is public, and both are Pelican Bay Foundation members. Ask the associations for the current budget, the structural reserve study where it applies and the minutes. Our team will pull the documents for either building and walk you through them.
Tour both buildings on the same day with a Realtor Guest Card so you also see the beach, and compare the specific residences you like, not the averages. Ask each association the same five questions: the quarterly assessment, the last special assessment, the reserve study date, the approval timeline and the rental limit.
Valencia at Pelican Bay offers a clubhouse and heated pool on the grounds, a choice of building heights, 36-month sales between $675,000 and $972,900 (n=15) and the Foundation’s amenities, against a $15,000 resale capital assessment, five buildings under Florida’s milestone and reserve laws, flood Zone AE and a Board approval on every sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Valencia fits a buyer who wants a smaller condominium property with a pool and clubhouse and the Pelican Bay amenities, who is comfortable with Board approval of a sale and who has priced the $15,000 Foundation charge. It fits a seller who wants a clear price record and a short list of comparable sales.
Selling your Valencia home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Valencia? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you’re searching for a Valencia listing agent, or thinking, ‘I need someone to sell my Valencia home…’ you are selling into 15 closings in 36 months (n=15), a buyer who reads the milestone file and fee stack before touring, and a closing that needs Board approval. McGreevy and Comisar sell Valencia on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Valencia’s mix of building heights makes it a condominium where building, size and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Valencia listing, along with the document file that a Valencia buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Valencia has seen 4 resales in the Southwest Florida MLS (n=4, small sample), with $3,040,000 of volume, a median of 140 days on the market and a median sold-to-list of 95.7%. The 36-month window is the better guide: 15 closings, $12,369,900 of volume, a median of 43 days on the market and 96.4% of final list.
Five things separate a Valencia sale from a generic Naples condominium sale. The Board must approve the buyer in writing before the deed works. The Pelican Bay Foundation charges the buyer a $15,000 resale capital assessment, which a buyer weighs against the price. Five of the eight buildings fall under Florida’s milestone inspection and structural reserve study laws. Every building sits in a FEMA Special Flood Hazard Area. And the Foundation and the association each cap leases, so a buyer who planned to rent will ask about both. Valencia has no 55+ rule, so the buyer pool is not restricted by age.
Have these ready before the first showing:
Give the association notice 20 days before the transfer. The Board then has 15 days to act, and approval is deemed given if it does not. The buyer has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the condominium documents. Build the closing date around the Board’s calendar, not around the loan alone.
Price against the size cluster, then the building, then condition. In the last 60 months a 1,825 square foot three-bedroom has sold from $845,000 to $1,200,000 (n=6, small sample), a 1,535 square foot two-bedroom from $675,000 to $910,000 (n=5, small sample) and a 1,450 square foot three-bedroom from $725,000 to $969,000 (n=5, small sample). A list price should name the comparable sales it rests on.
At the 36-month median of $825,000, Florida documentary stamps are $5,775 (8,250 units at $0.70). The Foundation’s seller estoppel fee is $250, with $100 for delivery within 3 business days, and $500 if the member ID cards are not returned. The association’s estoppel is capped by section 718.116(8), and as we read the state’s current adjusted caps the base fee is $299. Add the municipal lien search of about $100 to $250 and the commission you negotiate.
Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, build the document file first, then set the price, then photograph the residence. Professional photography, video, drone where the building allows it, a qualified-buyer database and discretion with off-market capability are part of the plan.
Start with a free Valencia home valuation. It takes about a minute, and Jesse follows up with the Valencia sales that fit your residence: the same building height, the same size, adjusted for condition and view. An automated estimate cannot tell one 1,825 square foot residence from another; recorded sales of that size span from $845,000 to $1,200,000. If you are weighing the whole community, our Pelican Bay home valuation page covers it.
(239) 898-6072, text or call. Confidential conversations welcome. For the plan across Pelican Bay, read how we sell Pelican Bay homes. A dedicated Valencia at Pelican Bay seller page will cover the listing plan step by step; until then, this page and a call to Jesse are the plan.
For a residence priced to its size cluster’s recent sales, yes. One listing against 4 closings in 12 months is 3.0 months of supply, and a fall listing is in place before January through May, when 26 of the 34 closings in 60 months happened.
Against the sales of its size, not the building’s average. The county values the three-story Buildings D and F lowest, at $581,015 and $601,015 median just value, but MLS sales do not name the building, so a comparable sale must be matched by size, view and condition.
Yes. Article 13 requires prior written Board approval of every sale or gift, and a transfer without it is void. Give the association 20 days’ notice and submit the Sales Application.
The milestone and reserve study record, the flood zone, the quarterly assessment and the $15,000 Foundation charge. Have the document package and both estoppels ready before the first showing.
Yes, subject to the lease. A buyer must be approved like any other, and a Valencia lease runs at least 30 days. Tell the buyer’s agent the lease terms at the first showing.
The buyer pays the $15,000 resale capital assessment at closing for deeds recorded on or after October 1, 2026, per the Foundation’s 2026-2027 estoppel. The contract can allocate it differently, but the Foundation looks to the buyer.
Valencia at Pelican Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Valencia’s recorded declaration, its 2018 restatement, Collier County’s milestone records and every recorded Valencia sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Valencia at Pelican Bay guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples condominium market that Valencia sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Valencia page the credential that matters more is narrower than any award: we tracked every Valencia closing in the Southwest Florida MLS back to October 2021, and in the last 12 months we tracked all four Valencia closings against the county’s deed record before this guide was written.
McGreevy and Comisar is a top-reviewed Valencia at Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
Selling a Valencia home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Valencia? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Valencia, see our guide to Pelican Bay, our guide to Sanctuary, the older Pelican Bay garden-condominium building most often compared with Valencia, our guide to Hyde Park and our Naples guide.
These are the questions buyers ask most about Valencia at Pelican Bay, the 135-residence condominium neighborhood on Valen Way in Pelican Bay, Naples, answered from the recorded condominium documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.
Valencia at Pelican Bay is a condominium of 135 residences in eight buildings, A through H, with a clubhouse, heated pool and spa, inside the Pelican Bay community in Naples. The buildings are two, three and five stories, built between 1988 and 1990 and governed by Valencia at Pelican Bay Condominium Association, Inc.
Valencia at Pelican Bay is on Valen Way near Gulf Park Drive and Pelican Bay Boulevard in ZIP 34108. The eight buildings carry the county addresses 6500, 6510, 6515, 6520, 6525, 6535, 6545 and 6555 Valen Way, and The Commons shopping area is about 1.4 minutes away by car.
Valencia has 135 residences in eight buildings: Buildings A, B and C with 25 residences each, D and F with 18 each, and E, G and H with 8 each. The clubhouse is a ninth structure on a little over nine acres, according to the association’s website.
The Declaration of Condominium was recorded on August 17, 1988, and completion certificates followed building by building through October 1989. The county’s roll lists 1988 for Buildings D through H and 1990 for A, B and C, while the county’s milestone list gives certificate of occupancy dates from September 1988 to September 1989.
The county roll shows living areas of 1,233 to 1,747 square feet, with a median of 1,436. The Southwest Florida MLS reports 1,313 to 1,836 square feet for the same building because it measures differently. Three MLS sizes repeat: 1,825, 1,535 and 1,450 square feet.
Buildings A, B and C are five stories, D and F are three stories, and E, G and H are two stories. The five-story buildings back onto the Club Pelican Bay golf course, and the garden buildings of two and three stories back onto a central pond, fountain and pool, per the association’s website.
In the last 36 months Valencia condominiums sold at a median of $825,000 across 15 closings (n=15), from $675,000 to $972,900. In the last 12 months the median was $760,000 across 4 closings (n=4, small sample), and in the last 60 months it was $892,500 across 34 closings.
In the last 36 months the median Valencia condominium sold in 43 days (n=15) at 96.4 percent of its final list price. Six of those 15 took longer than 90 days, so a well-priced residence can sell quickly and an overpriced one can sit.
Valencia has 135 residences built from 1988 to 1990 and a 36-month median of $825,000 (n=15). Sanctuary has 72 garden condominiums built from 1982 to 1984 and a 36-month median of $710,000 (n=7, small sample). The comparison table above sets them side by side.
Valencia owners pay a quarterly assessment to the association, which includes water, sewer, trash, cable, insurance, maintenance and the Pelican Bay Foundation’s $3,435 FY2027 charge. The current quarterly amount is in the association’s budget, which a buyer receives in the document package; we do not print an unsourced number.
The Foundation’s FY2027 assessment is $3,435 per assessable unit for October 1, 2026 to September 30, 2027, made of operating $2,180, replacement reserve $497 and bulk media $758. For a condominium it is billed to the association, so it reaches the owner inside the quarterly assessment.
A buyer pays a one-time $15,000 resale capital assessment at closing for deeds recorded on or after October 1, 2026. A one-time exemption exists for an owner moving within Pelican Bay, with a $1,000 processing fee, and the Foundation says the amount rises 3.5 percent a year from October 1, 2027.
Collier County publishes the Pelican Bay Services Division FY 2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00. Confirm how it applies to a condominium residence on the tax notice or with the association.
Valencia has a cabana with a lounge, equipped kitchen, card room and exercise room, a heated pool of about 46 by 22 feet, a heated spa, an outside shower and propane grill areas. Owners also belong to the Pelican Bay Foundation, with beaches, trams, courts and a fitness center.
Three of the five-story buildings, A, B and C, back onto the Club Pelican Bay golf course, according to the association’s website. Golf is a separate Club Pelican Bay membership and is not part of the Valencia or Foundation assessment.
Yes, with limits. A Valencia lease must be written, run at least 30 days and be made no more than three times a year, with Board approval within 15 days, and the Foundation allows no more than two leases a calendar year. The stricter limit governs, and the documents control.
Valencia’s declaration permits three leases a year, but the Pelican Bay Foundation’s 2019 amendment limits any residence to two leases per calendar year unless Neighborhood Covenants provide otherwise. A landlord should plan on two and confirm with the association.
No, not for stays under 30 days. Valencia’s leases must run at least 30 days, and the Foundation’s amendment treats Airbnb and VRBO style arrangements as leasing, subject to its two-lease limit.
Valencia allows one pet under 20 pounds, leashed, kept out of the recreation areas, with no reptiles and no pets in leased units. The Foundation also bars pets from beaches, trams, boardwalks, dining areas and fitness and community center rooms, and limits leashes to 6 feet.
No. Valencia at Pelican Bay has no age restriction. Section 12 of its 2018 declaration places no occupancy restriction on minors, and only requires children under 10 to be accompanied at the pool and common areas.
Yes. Article 13 of the 2018 declaration requires the Board’s prior written approval of every sale. The seller gives 20 days’ notice, the Board acts within 15 days or approval is deemed given, and a transfer made without approval is void.
Buildings A, B, C, D and F, which have three habitable stories or more and hold 111 of the 135 residences, fall under section 553.899 and section 718.112(2)(g). The two-story Buildings E, G and H, with 24 residences, are outside the statutory threshold.
Collier County’s milestone list shows a next milestone date of January 1, 2033 for Buildings A, B and C and January 1, 2035 for Buildings D and F. The county does not publish inspection findings, so ask the association for the report.
FEMA’s effective flood map, panel 12021C0381J of February 8, 2024, places all eight Valencia buildings in Zone AE, inside the Special Flood Hazard Area. The base flood elevation is 10 feet at seven buildings and 9 feet at 6555 Valen Way.
FEMA released a preliminary revised map on March 20, 2025, and Collier County’s August 2026 release says a 90-day appeal period began on August 19, 2026, with a target effective date of summer 2027, subject to change. We have not verified what it shows for Valencia, and we claim no new zone.
A lender on a federally backed mortgage requires it in a Special Flood Hazard Area, and the association carries flood insurance on the building to the maximum available. An owner’s policy covers the interior and belongings, so most owners buy flood and loss assessment coverage too.
The Collier County Public Schools attendance tool for 2026-27 assigns all eight Valencia addresses to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. The district’s 2025 brief shows A grades for 2021 through 2025 at each. Confirm the zone for your address on the date you contract.
By free-flow estimate from the property, The Commons is 1.4 minutes, Publix at the Marketplace at Pelican Bay 5.0, Mercato 5.3, NCH North Naples Hospital 9.6, Naples Municipal Airport 15.4 and Southwest Florida International Airport 38.0 minutes.
All 135 parcels are in taxing area 79 with a combined 2026 millage of 9.4877 mills on the preliminary roll. As an illustration, $825,000 of assessed value would carry $7,827.35 before exemptions or caps. Taxes are paid in arrears, and a sale prorates them from January 1.
Request the declaration and 2018 restatement, the current budget and reserve balances, the milestone inspection summary, the structural integrity reserve study, the last five years of minutes, the insurance declarations and the estoppel certificates. We assemble this package for our buyers before they commit.
Yes, but the declaration requires a designated primary occupant for a trust or entity, with no more than one change in 12 months, and co-ownership must be by a single family. Raise it at the contract stage so the Board’s approval is not delayed.
Allow for the Board’s 20-day notice and 15-day decision, the 10 business days the association has to deliver an estoppel, and the Foundation’s own estoppel. A buyer also has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the condominium documents.
Yes. Since the NAR settlement took effect on August 17, 2024, a written buyer agreement is required before a buyer tours a home with an agent, and the compensation in it is negotiable. Marc explains the agreement before the first showing.
Budget the $15,000 Foundation resale capital assessment, the owner’s title policy that Collier County custom places on the buyer, the settlement and recording costs, flood and loss assessment insurance and the first quarterly assessment. The seller customarily pays the documentary stamps.
Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We will send the current Valencia listing, the sold comparables for its size and building height, and the document list to request.
Because the building’s record is on this page and we will walk you through it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012, and we pull the milestone file, flood panel, estoppels and sold comparables for the exact Valencia building before you offer.
These are the questions Valencia at Pelican Bay owners ask most when they are thinking about a sale, answered from the recorded condominium documents, the Pelican Bay Foundation’s 2026-2027 estoppel, Collier County’s records and the Southwest Florida MLS, with the date, the window and the number of sales behind every figure.
Valencia condominiums sold at a median of $825,000 across 15 closings in the last 36 months (n=15), from $675,000 to $972,900. Your residence sits inside that range according to its size, building, view and condition. A free valuation from Jesse matches it to the closed sales that fit.
The median price per square foot on MLS living area was $513 in the last 36 months (n=15), $451 in the last 12 months (n=4, small sample) and $567 in the last 60 months (n=34). Per-square-foot figures depend heavily on size, so we match residences of the same size first.
There is one active listing against 4 closings in the last 12 months, which is 3.0 months of supply. Most closings happen from January through May, 26 of 34 in 60 months, so a residence listed this fall is in place before the busiest months.
The median Valencia condominium sold in 43 days over the last 36 months (n=15) and 22 days over 60 months (n=33), but 6 of the 15 sales in the 36-month window took longer than 90 days. Price and condition decide which group you land in.
The MLS median was $897,500 in 2022 (n=10) and $950,000 in 2023 (n=7, small sample), against $760,000 in 2026 to date (n=4, small sample). The 36-month median of $825,000 (n=15) is 7.6 percent below the 60-month median of $892,500 (n=34).
The six MLS sales of that size in 60 months ran from $845,000 to $1,200,000, a median of $975,000 (n=6, small sample). The most recent, in April 2026, closed at $845,000. We price against the most recent sales of the same size first, then adjust for building, view and condition.
A Collier County seller customarily pays Florida documentary stamps of $0.70 per $100, the municipal lien search of about $100 to $250, the association and Foundation estoppel fees, the property tax proration credit and the commission negotiated with the listing agent.
At $0.70 per $100, rounded up to the next $100, a sale at $825,000 pays $5,775 (8,250 units times $0.70), a sale at $760,000 pays $5,320 and a sale at $915,000 pays $6,405. Your own price sets the exact amount.
By Collier County custom the buyer pays for the owner’s title policy and chooses the closing agent. The contract controls whatever the custom says, so we confirm it in the offer.
The Foundation’s seller estoppel fee is $250, with an optional $100 for delivery within 3 business days, according to its 2026-2027 estoppel form. It also charges $500 if the member ID cards are not returned, so return them at closing.
Section 718.116(8) states a cap of $250, plus $100 for delivery within 3 business days and $150 if the account is delinquent; as we read the state’s current adjusted caps, those are $299, $119 and $179. Valencia’s own fee is not published, so confirm it.
Section 718.116(8) requires the certificate within 10 business days of the request. The association may charge no fee if it is late and must refund within 30 days if the sale does not close. Order it as soon as you have a contract.
Yes. Article 13 requires the Board’s prior written approval of every sale, with a Certificate of Approval. Give notice 20 days before the transfer, and note that the Board acts within 15 days or approval is deemed given.
If the Board disapproves, the association has 45 days to find another buyer or to buy the residence itself for cash on the same terms. A transfer made without approval is void, which is why we submit the Sales Application with the contract.
Plan on about 20 days’ notice and a Board decision within 15 days. Valencia’s website lists a Sales Application with a $150 check due 20 days before occupancy and says approval is required before closing.
Yes. The Foundation charges a seller $500 if the member ID cards are not returned. Each residential plot has up to two member cards, and ownership changes must be reported to the Foundation within 30 days.
The buyer pays a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, with a one-time exemption for an owner moving within Pelican Bay and a $1,000 exemption processing fee. The amount rises 3.5 percent a year from October 1, 2027.
It is a real cost to a buyer, and buyers weigh it against the price, as they do the rest of the fee stack. It applies to every Pelican Bay resale for deeds recorded on or after October 1, 2026, so it does not put Valencia at a disadvantage inside Pelican Bay.
A Florida resale buyer receives the governing documents, the budget and financial statements, the milestone inspection summary and structural integrity reserve study information, the estoppel and the governance form, and has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them under section 718.503.
Yes, for seven days, excluding Saturdays, Sundays and legal holidays, after receiving the required condominium documents, under section 718.503. We assemble the package early so the seven days start on day one.
Section 689.302 requires a flood disclosure at or before the time the sales contract is executed. It asks about past flood damage and flood insurance claims, and about federal flood assistance. Answer it honestly and early, because the buyer’s lender will ask the same questions.
If you own in Buildings A, B, C, D or F, yes: the buyer will ask for the milestone inspection summary and the structural integrity reserve study. A contract signed after December 31, 2024 carries a clause on those items if they are not complete. Buildings E, G and H are outside the threshold.
Fix what a buyer’s inspector will find and what the documents will show, such as active leaks, and leave cosmetic choices to the buyer. Check the declaration first: the association maintains the exterior, roof and frames, and you maintain the interior, glass, air conditioning and floors.
Yes, subject to the lease and the Board’s approval of the buyer. A Valencia lease runs at least 30 days and cannot be subleased. Tell the buyer’s agent the lease terms at the first showing.
Pay them before you list. The estoppel certificate reports any balance, the statute lets the association add a $150 base fee for a delinquent account, and the Board does not approve a lease while assessments are delinquent.
Yes. We handle showings, the Sales Application, the estoppels and the closing remotely, and you can sign the closing documents by mail or mobile notary as the title company allows.
The plan is professional photography, video, drone where the building allows it, a qualified-buyer database, the Pelican Bay amenity story told with the Foundation’s own facts, and discretion with off-market capability when a sale needs to stay quiet.
Ask Jesse and he will tell you what we have closed in the building.
Commissions are negotiable, and we agree the terms in writing before you list. Since the NAR settlement took effect on August 17, 2024, buyer-broker compensation can no longer be advertised on the MLS, so the offer to buyers’ agents is negotiated and communicated outside it.
Florida property taxes are paid in arrears for the calendar year, so a closing prorates them from January 1 and credits the buyer for your share. The discounts run from 4 percent in November to 1 percent in February, with March at the gross amount.
The county values Buildings A, B and C highest, at a median just value of $721,840 each, Buildings E, G and H next at $612,215 and Buildings D and F lowest at $581,015 and $601,015. Just values are assessments, not prices, and MLS sales do not name the building.
Buildings A, B and C back onto the Club Pelican Bay golf course, according to the association’s website, and those buildings carry the highest county values. The MLS does not name the building, so we cannot isolate a view premium in the sales.
Get a free valuation, then ask the association for the estoppel and the document package so you know what a buyer will see. Start with a free home valuation or call Jesse direct at (239) 898-6072.
Use the free home valuation form, or call Jesse direct at (239) 898-6072 to talk through the residence. Jesse follows up with the Valencia sales that fit your building height and size.
Because a Valencia sale is won on documents, comparables and the Board’s calendar. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, we lead the #1 team in Southwest Florida since 2012, and we build the Valencia document file before the first showing.
Every Valencia at Pelican Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s and the Valencia association’s own published pages, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS report pulled October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published roll and recorded-sales files, and Southwest Florida MLS figures from the development report named in the last group, not from any third-party site.
The Valencia at Pelican Bay documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s viewer, Foundation documents at the Pelican Bay Foundation and county records at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Pelican Bay Foundation 2026-2027 estoppel form, FY2027 assessment and resale capital assessment | Pelican Bay Foundation | Open the Foundation estoppel |
| Pelican Bay Foundation rules and regulations (December 12, 2024) | Pelican Bay Foundation | Open the Foundation rules |
| Pelican Bay Foundation FY2027 approved budget package | Pelican Bay Foundation | Open the FY2027 budget package |
| Pelican Bay Foundation leasing amendment, OR 5634, Page 1101 (2019) | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Pelican Bay Foundation lease application packet (2027) | Pelican Bay Foundation | Open the Foundation lease packet |
| Amended and Restated Declaration, Articles and Bylaws (2018), OR 5528, Page 1159 | Collier County Clerk | Open the 2018 Valencia restatement |
| Declaration of Condominium, Valencia at Pelican Bay (1988), OR 1373, Page 1451 | Collier County Clerk | Open the 1988 Valencia declaration |
| Bylaw amendment, assessments due quarterly (2025), OR 6457, Page 2900 | Collier County Clerk | Open the 2025 bylaw amendment |
| Flooring certificate (2026), OR 6568, Page 1245 | Collier County Clerk | Open the 2026 flooring certificate |
| Lease application (revised March 2024) | Valencia at Pelican Bay Condominium Association | Open the Valencia lease application |
| Sales application | Valencia at Pelican Bay Condominium Association | Open the Valencia sales application |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number (January 2026) | Collier County | Open Collier’s milestone building list |
| 2026 flood protection newsletter | Collier County | Open the flood protection newsletter |
| 2024-2025 school and district grades | Collier County Public Schools | Open the school grades brief |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Valencia. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Valencia, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Valencia, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Valencia has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Valencia do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Valencia home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
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Without Children:
Marital Status
Blue vs White Collar Workers
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White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
